Officer Report

PLANNING OFFICER REPORT AND RECOMMENDATIONS

Application No.: 25/91122/B Applicant: Ms Tamzin Lawrence Proposal: Erection of small single story extension to the rear Site Address: 22 Queen Street Castletown Isle Of Man IM9 1PA Planning Officer: Lucy Kinrade Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 17.02.2026 Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions

• C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

• C 2. The extension hereby approved shall be finished with painted render external walls, dark grey coloured flat roof with rooflight, and white upcv doors and retained as such thereafter.

Reason: the application has been assessed on this basis in the interest of character and appearance of the site and surrounding area.

This application has been recommended for approval for the following reason.

The proposed rear extension is considered to have an acceptable impact on the character and appearance of the Conservation Area in line with Environment Policy 35 of the Isle of Man Strategic Plan 2016 and Section 18(4) of The Act 1999, and there are no neighbouring amenity impacts expected in line with General Policy 2 (b, c, g) of the Isle of Man Strategic Plan 2016.

Plans/Drawings/Information; This approval relates to the following: email dated 03/02/2026, and

25-125-06 Rev A 25-125-05 Rev A

25-125-04 Rev A 25-125-03 Rev A 25-125-02 Rev A 25-125-01 Rev A 4 x Photographs Covering Letter

• all date published online 1 Dec 2025.

Right to Appeal None Officer’s Report THE APPLICATION SITE

1.1 The application relates to No. 22 Queen Street, Castletown, an end terrace, two storey property situated alongside the public car park accessed from Farrant's Way. The existing dwelling has an existing two storey outrigger nearest the carpark boundary and the remaining curtilage enclosed by boundary wall limiting views into the rear yard. THE PROPOSAL

2.1 Approval is sought for the erection of a flat roof, single storey extension at the rear.

2.2 This application follows from previous applications as detailed below. PLANNING HISTORY

3.1 The site has been subject to a number of previous applications;

• 19/00935/B - was refused for a two storey rear extension.
• 23/00240/B - was approved for a single storey rear extension and a number of window, door and roofing works.
• 25/90971/MCH - sought a minor change to reduce the size of the rear extension, this was refused. The changes were considered more than minor requiring separate application.

PLANNING POLICY

4.1 The site lies within an area zoned as "Predominantly Residential" on the Area Plan for the South 2013. The site isn't within a Flood Risk Zone but is within the Castletown Conservation Area.

4.2 LOCAL PLAN / AREA PLAN -

• none

4.3 ISLE OF MAN STRATEGIC PLAN 2016:

• Strategic Policy 4 - Protection of built heritage and landscape conservation
• Strategic Policy 5 - promotes good design
• General Policy 2 - general development standards including visual and amenity
• Environment Policy 35 - preserve or enhance conservation area
• Environment Policy 42 - Designed to take into account local character and identity
• Community Policy 7 - designed to prevent criminal and antisocial behaviour;
• Community Policies 10 & 11 - implement best practice so as to reduce the outbreak and spread of fire
• Infrastructure Policy 5 - methods for water conservation

4.4 Reference any relevant PPS or NPD o PPS 1/01 Historic Built Environment

5.0 OTHER MATERIAL CONSIDERATIONS

5.1 Legislation o Town and Country Planning Act (1999) - Section 18(4) relates to Conservation Areas.

5.2 Policy/Strategy/Guidance

• Manual for Manx Roads
• Residential Design Guidance 2021

6.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.

6.1 The following were consulted but not response received at the time of writing the report 11/02/2026:

• Manx Utilities - electricity
• DOI Highway Services - do not oppose (07/05/2025) -
• Malew Parish Commissioners - no comments (29/05/2025)
• DEFA Registered Buildings Officer
• Manx National Heritage

7.0 ASSESSMENT

7.1 The site has already been subject to previous applications including an approval in 2023 for various works to the main house including removal of tree. The proposal now seeks a reduction to the size of the previously approved rear extension, The main issues to consider in the assessment of this planning application are:

• character and appearance of site and surrounding area and Section 18(4) test
• neighbouring amenity impact

7.2 Character and Appearance and Section 18(4) test

• 7.2.1 Flat roof extensions such as this are not typical features in traditional conservation areas, however the proposal in this case is set within the existing rear yard and where there is limited public view due to its siting, single storey design and surrounding intervening outrigger and boundary treatments. The proposed flat roof extension is to sit within is also smaller in size and scale than that approved under 23/00240/B and not considered to result in any new or adverse harm to the appearance of the site or surrounding area and the overall character of the Conservation Area preserved.

7.3 Neighbouring Amenity

• 7.3.1 The proposal is to sit within the existing rear yard where rear extensions and outriggers already sit and where views between properties are limited due to existing boundary treatments. The proposed single storey flat roof design helps to minimise any overbearing or overshadowing impacts and noting the reduced scheme changes compared to 23/00240/B the proposal is unobjectionable. There are no adverse impacts expected on the adjoining or surrounding neighbours.

8.0 CONCLUSION

8.1 The proposed rear extension is considered to have an acceptable impact on the character and appearance of the Conservation Area in line with EP35 and Section 18(4) of The Act 1999, and there are no neighbouring amenity impacts expected in line with General Policy 2 (b, c, g) of the Isle of Man Strategic Plan 2016.

9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE

9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted).

9.2 Article A10 sets out that the right to appeal is available to:

• applicant (in all cases);
• a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and
• any other person who has made an objection that meets specified criteria.

9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10.

9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required):

• any appellant or potential appellant (which includes the applicant);
• the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area;
• any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and
• in the case of a petition, a single representative.

9.5 The Department of Environment Food and Agriculture is responsible for the determination of planning applications. As a result, where officers within the Department make comments in a professional capacity they cannot be given the Right to Appeal.

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.

Decision Made : Permitted Date: 17.02.2026 Determining Officer

Signed : C BALMER Chris Balmer Principal Planner

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